HomeMy WebLinkAbout7589RESOLUTION NO 7589
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF REDLANDS
APPROVING TENTATIVE TRACT MAP NO 18988 (REVISION NO 1) TO
REVISE THE CONDITIONS OF APPROVAL RELATED TO THE TIMING
FOR CONSTRUCTION OF RECREATIONAL FACILITIES ON 'LOT B' FOR
AN APPROVED 82 -LOT PLANNED RESIDENTIAL DEVELOPMENT
WHEREAS, on July 7 2015 the City Council of the City of Redlands approved an
application ("Tentative Tract Map No 18988") filed with the City by Newland Hornes to
subdivide approximately 30.51 acres into eighty two (82) single family residential lots and seven
(7) lettered lots (the `Project") and a Tentative Tract Map application has been filed by Newland
Homes for property located on the north side of Pioneer Avenue, east of Texas Street (Assessor's
Parcel Nos. 0167-041-04 05, 14, 18, 20 and 0167-071 26) (the `Project Site") in conjunction
with General Plan Amendment No. 133, Agricultural Preserve Removal No. 120, Zone Change
No 442 and Conditional Use Permit No. 1028, collectively known as the Newland Homes
Project Entitlements;
WHEREAS, Newland Homes has filed an additional application with the City to revise
the conditions of approval for the Project to modify the timing required to construct the outdoor
recreational facilities on 'Lot B' and
WHEREAS, Newland Homes' request for modification of the timing required for the
construction of the outdoor recreational facilities on `Lot B' is consistent with the requirements
of both the State Subdivision Map Act and the Redlands Municipal Code; and
WHEREAS, on November 10, 2015, the City of Redlands' Planning Cornrnission held a
duly noticed public hearing on Newland Homes' application for Tentative Tract Map No. 18988
(Revision No 1) at which time members of the public had the opportunity to present verbal and
written testimony on the proposed revisions to the conditions of approval for the Project; and
WHEREAS, at the close of the public hearing, and after due consideration of all verbal
and written testimony provided, the Planning Cornrnission adopted a motion recornrnendnlg to
the City Council the approval of Tentative Tract Map No. 18988 (Revision No. 1); and
WHEREAS, on November 17 2015 the City Council of the City of Redlands held a duly
noticed public hearing on Newland Hornes' application for the approval of Tentative Tract Map
No 18988 (Revision No. 1) at which time members of the public had the opportunity to provide
verbal and written testimony on the proposed revisions to the conditions of approval for the
Project,
NOW THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF REDLANDS AS FOLLOWS.
Section 1. The application of Newland Homes for Tentative Tract Map No. 18988
(Revision No. 1) is hereby approved, based upon the Planning Commission's recommendation
1
1:\eclerk\Re olulioi s\Rcs 7500-7599\7589 TTM 18988 Revisio 1 11 17 15.do
and determination that proposed Tentative Tract Map No 18988 (Revision No 1) is m
confonruty with the General Plan of the City and that the requested tuning for construction of the
outdoor recreational facilities on "Lot B" for the Project is consistent with the requirements of
the State Subdivision Map Act and Title 17 (Subdivision Regulations) of the Redlands Municipal
Code, and further based upon staffs reports and the verbal and written testimony presented to
the City Council that the modification in requested tuning for construction of the outdoor
recreational facilities will not jeopardize the interests of the City Accordingly, the Project shall
be subject to the revised conditions of approval attached hereto as Exhibit "A "
ADOPTED, SIGNED AND APPROVED this 17th day of November, 2015
Qq4„6--
Paul W Foster, Mayor
ATTEST
ity Clerk
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I 1cc1erk\Resolutions\Res 7500-759917589 TTM 18988 Revision 1 11 17 15.doc
I, Sam Irwin, City Clerk of the City of Redlands, do hereby certify that the foregoing Resolution
was duly adopted by the City Council at a regular meeting thereof held on the 17th day of
November, 2015 by the following vote
AYES Councilinembers Harrison, Gilbreath, Barich, James, Mayor Foster
NOES None
ABSENT None
ABSTAIN None
Sam Irwin, City Cierk
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I lcclerk\Resolutions\Res 7500-759917559 TTM 18988 Revision 1 11 17 I5.doc
DEVELOPMENT SERVICES DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR
TENTATIVE TRACT NO. 18988 (REVISION 1)
Date of Preparation: November 10 2015
City Council Date. November 17 2015
Applicant: Newland Homes
Location: 510 W Pioneer Avenue
1 The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code.
2. Unless the Final Map is recorded or a time extension is granted in accordance
with Title 17 of the Redlands Municipal Code, this tentative tract map shall
expire two years after the original date of City Council approval on July 7 2015
3. This approval is for a Tentative Tract Map Revision to amend the conditions of
approval relating to the timing for construction of a private park and related
improvements as part of an eighty-two (82) lot planned residential development
including seven (7) lettered lots on 30.51 acres located on the north side of
Pioneer Avenue, east of Texas Street in the PRD/R-E (Planned Residential
Development/Residential Estate) District. All other aspects of the project, with
the exception of the modification to Condition of Approvals No 12 and addition
of Condition of Approval Nos. 45, and 46 shall be consistent with the City
Council's approval of TTM 18988 on July 7 2015
4 The subdivision shall be subject to the provisions of the Residential
Development Allocation process under the Growth Management Ordinance,
Title 19 of the Redlands Municipal Code.
5 All plans submitted to the City shall reflect the Planning Commission and City
Council approval and any other changes required by the Commission/Council
and/or staff
6 The applicant shall not make any modifications or changes during construction
that are in conflict or contrary to the project's approved tentative map, site
design, grading plan, landscaping plan, or building elevations without first
consulting with the Development Services Director or his designee.
7 Pursuant to Government Code Section 66020(d), certain fees, dedications,
reservations or exactions imposed by the City as a condition of approval of this
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 2
project are subject to a statutory ninety (90) day protest period. Please be
advised that the ninety (90) day protest period for those fees, dedications,
reservations and exactions which are subject to Government Code Section
66020(a) has commenced to run on the date this project was approved by the
City
8. The property owner and applicant and their successors and assigns, shall
defend, by paying for the defense costs of the City of Redlands (for counsel
retained by the City), indemnify and hold harmless the City of Redlands, and
its elected officials, officers, employees, and agents, from and against any and
all claims, actions, and proceedings (collectively 'Claims") to attack, set aside,
void or annul the approval of this Conditional Use Permit by the City or Claims
brought against the City due to acts or omissions in any way connected to the
applicant's project that is the subject of this permit. This indemnification shall
include, but not be limited to, damages, fees, costs, liabilities, and expenses
incurred in such actions or proceedings, including damages for the injury to
property or persons, including death of a person, and any award of costs or
attorneys fees. In the event any such action is commenced to attack, set aside,
void or annul all, or any provisions of this permit, or is commenced for any
other reason against the City for acts or omissions relating to the applicant's
project, within fourteen (14) City business days following notice of such action
from the City the applicant shall file with the City a performance bond or
irrevocable letter of credit, or other form of security satisfactory to the City (the
'Security") in a form satisfactory to the City and in the amount of $100,000 to
ensure applicant's performance of its defense and indemnity obligations under
this condition. The Security amount shall not limit the total indemnity obligation
of the applicant pursuant to this condition. The failure of the applicant to provide
the Security shall be deemed an express acknowledgement and agreement by
the applicant that the City shall have the authority and right, without objection
by the applicant, to revoke all entitlements granted for the project pursuant to
this permit. The City shall have no liability to the applicant for the exercise of
City's right to revoke this permit.
9 Conditions, Covenants and Restrictions ("CC&Rs") shall be prepared by the
applicant and approved by the City for the project which address the conditions
of approval imposed upon the project. The CC&Rs shall contain the following:
a. a provision which reads substantially as follows: 'The City shall have
the right to review and approve any proposed amendment or
termination of [the CC&Rs] when such termination or amendment
would alter amend, terminate or otherwise impair the rights of the
City under those provisions of [the CC&Rs] which satisfy the
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 3
conditions of approval imposed by the City for the project. All
proposed amendments shall be submitted to the City's Development
Services Director and shall be approved in writing by the City
Attorney as a precondition of and prior to the recordation of such
amendment.
b. a provision which reads substantially as follows: '[The CC&Rs] shall
be covenants running with the land and shall, in any event, and
without regard to technical classification or designation, legal or
otherwise, be, to the fullest extent permitted by law and equity
binding for the benefit and the favor of and enforceable by the City
of Redlands. Although the City of Redlands shall be a beneficiary of
[the CC&Rs], and shall have a right to enforce [them], the City of
Redlands shall not be obligated hereunder to exercise such rights of
enforcement.
10 The CC&Rs shall be subject to a joint review by the all affected City Department
Directors and the City Attorney's Office. The applicant shall be required to pay
for the review of the CC&Rs by the affected Department Directors and the City
Attorneys Office at such persons' hourly billing rates.
11 The CC&Rs shall be submitted to the City at least twenty (20) days prior to the
submission of any request for approval of the final map. The CC&Rs shall
subsequently be recorded, in the form approved by the City prior to or at the
same time as the final map.
12. The recreational facilities contained on Lot B' shall be constructed prior to
obtaining a Certificate of Occupancy on the twenty-ninth (29t9 home in the
subdivision.
As amended by the Planning Commission on November 10, 2015.
13 The grading plan shall be designed so that the incorporation of internal
retaining walls between lots are not necessary on-site. Aside from necessary
retaining walls at the perimeter of the tract, as shown on the approved Tentative
Tract Map, no internal retaining walls within the development shall be
incorporated into the design of the grading plan.
14 The applicant shall record the lots by tract map
15 The applicant shall ensure that the project shall be kept in weed and dust free
condition throughout all periods of development.
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 4
16. All utilities on-site shall be placed underground, including utility vaults. Prior to
approval of the final map the applicant shall bond for undergrounding of utilities,
and submit plans to be approved by the Development Services Director that
detail undergrounding of all utilities found on-site. Bonds shall be calculated
and included in any bonds required by the City of Redlands Municipal Utilities
and Engineering Department.
17 Prior to the recordation of the final map the applicant shall submit final
landscape and irrigation plans, and will and fence plans for review and approval
by the Development Services Director
18 Any conditions of approval determined by the City to not be completed prior to
Final Map approval shall be the subject of a Subdivision Improvements
Agreement entered into by the developer with the City
19 The final map shall conform with the tentative map as approved by the City
Council.
20 The applicant shall provide a subdivision improvement bond to ensure the
installation of common area landscaping, recreational open space facilities and
equipment, and the required noise barrier walls and perimeter walls.
21 Mitigation Measure No. 1 — To mitigate the potential impacts identified in III(a)
of the Environmental Checklist, the project plans and specifications shall
incorporate and implement Rule 403, including:
• All clearing, grading, earth -moving, or excavation activities shall
cease when winds exceed twenty five (25) miles per hour per
SCAQMD guidelines in order to limit fugitive dust emissions.
• The contractor shall ensure that all disturbed unpaved roads and
disturbed areas within the Project are watered at least three (3) times
daily during dry weather Watering, with complete coverage of
disturbed areas, shall occur at least three times a day preferably in
the mid-morning, afternoon, and after work is done for the day
• The contractor shall ensure that traffic speeds on unpaved roads and
Project site areas are reduced to fifteen (15) miles per hour or less.
To be monitored by the Development Services Department, Building and
Safety Division, and the Municipal Utilities and Engineering Department
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 5
during construction of the project.
22. Mitigation Measure No. 2 To mitigate the potential impacts identified in III(a)
of the Environmental Checklist, heavy duty trucks accessing the site shall not
idle for greater than five minutes at any location. This measure is intended to
apply to construction traffic. Grading plans shall reference that a sign shall be
posted on-site stating that construction workers need to shut off engines at or
before five minutes of idling.
To be monitored by the Development Services Department, Planning
Division, and the Municipal Utilities and Engineering Department prior to
issuance of a grading permit and during construction of the project.
23. Mitigation Measure No. 3 To mitigate the potential impacts identified in IV(a)
and (b) of the Environmental Checklist, compliance with the CDFW Staff Report
on Burrowing Owl Mitigation (CDFW 2012) is required. The applicant shall
ensure that a pre -construction burrowing owl survey is conducted at least
14 days prior to construction activities. A qualified Biologist shall conduct the
survey to determine if there are any active burrowing owl burrows within or
adjacent to (within 500 feet) the impact area. A follow-up survey shall be
conducted within 24 hours prior to ground disturbance. If no active burrows are
observed, construction work can proceed.
If an active burrow is observed outside the nesting season (September 1 to
January 31) and the burrow is within the impact area, a Burrowing Owl
Exclusion Plan shall be prepared and submitted to CDFW for approval,
outlining standard burrowing owl burrow closing procedures used to exclude
burrowing owls (e.g. using passive relocation with one-way doors). The
burrow exclusion shall be conducted by a qualified Biologist during the non -
breeding season. Site monitoring shall be conducted prior to, during, and after
exclusion of burrowing owls from their burrows in order to ensure take is
avoided. If exclusion occurs immediately after the end of the breeding season,
daily monitoring shall be required for one week to ensure young have fledged.
The loss of any active burrowing owl burrow/territory shall be mitigated through
replacement of habitat and burrows at no less than a 1.1 ratio
If an active burrow is observed outside the nesting season (i.e. between
September 1 and January 31) and the burrow is not within the impact area,
construction work shall be restricted within 160 to 1 605 feet of the burrow
depending on the time of year and level of disturbance near the site in
accordance with guidelines specified by the CDFW
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 6
To be monitored by the Development Services Department, Planning
Division, and the Municipal Utilities and Engineering Department prior to
issuance of a grading permit. This measure shall be implemented within
14 days prior to initiation of ground disturbing construction activities. If
burrowing owls are encountered, the Burrowing Owl Exclusion Plan shall
be implemented prior to disturbance within the occupied area. A report of
findings from the burrowing owl survey shall be delivered to the City and
retained in the project file. If further actions are required to manage
burrowing owl, a report summarizing the results of management actions
shall be provided to the City and retained in the project file.
24 Mitigation Measure No. 4—To mitigate the potential impacts identified in IV(a)
and (b) of the Environmental Checklist, as part of the project design, the
applicant set aside an undisturbed area in the northern portion of the project
site, as indicated on the approved site plan. This area is required to be
maintained in an undisturbed state during and after construction.
To be monitored by the Development Services Department, Planning Division
prior to issuance of grading and building permits.
25 Mitigation Measure No. 5 To mitigate the potential impacts identified in IV(a)
and (b) of the Environmental Checklist, to mitigate potential impacts to
Loggerhead shrike, White-tailed kite, and nesting birds, the applicant shall
conduct a pre -construction nesting bird surveys during the nesting bird season
of March 15 — September 15, thirty (30) days prior to any vegetation removal.
If nests are found during surveys, they will be flagged and a two hundred (200)
foot buffer shall be fenced around the nests. A pre -construction biological
survey shall be conducted to identify any potential sensitive resources thirty
(30) days prior to ground disturbing activities. The applicant shall retain a
qualified biologist to ensure the sensitive areas (designated open space) are
clearly fenced to avoid impacts from construction activities. Furthermore, the
applicant shall retain a qualified biological monitor to visit the site once a week
during construction ground disturbing activities to ensure all fencing is in place
and no sensitive species are being impacted.
To be monitored by the Development Services Department, Planning
Division, prior to issuance of a grading and building permit. A report of
findings from the pre -construction survey shall be delivered to the City and
retained in the project file.
26. Mitigation Measure No. 6 To mitigate the potential impacts identified in IV(a)
and (b) of the Environmental Checklist, to mitigate potential impacts to the San
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 7
Diego black -tailed jack rabbit, the applicant shall require a pre -construction
biological survey be conducted to identify any potential sensitive resources
thirty (30) days prior to ground disturbing activities. The applicant shall retain
a qualified biologist to ensure the sensitive areas (designated open space) are
clearly fenced to avoid impacts from construction activity Furthermore, the
applicant shall retain a qualified biological monitor to visit the site once a week
during construction ground disturbing activities to ensure all fencing is in place
and no sensitive species are being impacted.
To be monitored by the Development Services Department, Planning
Division, prior to issuance of a grading and building permit. A report of
findings from the pre -construction survey shall be delivered to the City and
retained in the project file.
27 Mitigation Measure No. 7 To mitigate the potential impacts identified in IV(a)
and (b) of the Environmental Checklist, the applicant shall notify the California
Department of Fish and Wildlife (CAFW), United Stated Army Corps of
Engineers (USACOE), and the Regional Water Quality Board (RWQCB) prior
to any activities within the jurisdictional drainages in the northwestern boundary
of the property and the Santa Ana River The applicant shall place a temporary
fence to separate project activities from the jurisdictional drainages.
To be monitored by the Development Services Department, Planning Division,
and the Municipal Utilities and Engineering Department prior to issuance of a
grading and building permit.
28. Mitigation Measure No. 8 To mitigate the potential impacts identified in V(a)
of the Environmental Checklist, if prehistoric or historic resources over 50 years
of age are encountered during land modification, then activities in the
immediate area of the finds should be halted so that the archaeologist can
assess the find, determine its significance, and make recommendations for
appropriate mitigation measures within the guidelines of the California
Environmental Quality Act and/or the Federal National Environmental Policy
Act.
To be monitored during construction by the Development Services Department,
Building and Safety Division and Planning Division and verified prior to
issuance Certificate of Occupancy Any reports of subsurface resource findings
shall be retained in the project file.
29 Mitigation Measure No. 9 To mitigate the potential impacts identified in V(d)
of the Environmental Checklist, if human remains and/or grave goods' (i.e.
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 8
funerary objects) are found within the project area, the City of Redlands Police
Department and San Bernardino County coroner shall be notified immediately
The coroner shall determine whether or not the circumstances, manner and
cause of death require further investigation as a crime scene. If not, the coroner
shall endeavor to determine if the remains are Native American. This shall be
accomplished in consultation with a physical anthropologist, human
osteologist, or other qualified specialist.
If the coroner determines that the remains are Native American and not
evidence of a crime, he/she shall contact the Native American Heritage
Commission (NAHC) per CH&SC §7050.5(b). The NAHC would then
immediately identify the persons or Tribe it believes to be to be most likely
descended from the deceased Native American. With the permission of the
landowner the most likely descendant (MLD) may inspect the site of the
discovery and recommend means for treating or disposing of the human
remains and any associated grave goods with appropriate dignity The MLD
shall complete the inspection and make a recommendation within 48 hours of
notification by the NAHC.
If the NAHC is unable to identify an MLD or if the MLD fails to make a
recommendation, or if the landowner rejects the MLD's recommendation and
mediation by the NAHC fails to provide measures acceptable to the landowner
the landowner shall reinter the human remains and any associated items with
appropriate dignity on the property in a location not subject to further
subsurface disturbance (PRC §5097.98).
If the human remains are not those of a Native American, the City shall consult
with the coroner a biological anthropologist or human osteologist, and a
qualified historical archaeologist to develop an appropriate plan for treatment
and to determine if historical research, further archaeological excavations,
and/or other studies may be necessary before a treatment plan can be
finalized. Also if the remains are those of an identifiable individual and not
evidence of a crime, the City shall notify the next-of-kin, who may wish to
influence or control the subsequent disposition of the remains.
If the next-of-kin (for non -Indian remains) or MLD so requests, the City shall
coordinate discussions among concerned parties to determine if reburial at or
near the original site in a location not subject to further disturbance is feasible.
If a proximate reburial location is not feasible, then the City may continue to
coordinate discussions until a final disposition of the remains is decided upon.
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 9
Following the initial discovery and identification of any human remains, funerary
objects, sacred objects, or objects of cultural patrimony within the project area,
no further archaeological excavation, recording, or analysis of such remains
and/or objects shall occur until after the MLD has made a recommendation to
the landowner with respect to the disposition of the remains and/or objects.
Thereafter the City shall take into account the recommendation of the MLD
and shall decide on the nature of any archaeological excavation, recording, or
analysis to be done of the discovered remains and/or funerary objects.
To be monitored during construction by the Development Services
Department, Building and Safety Division and Planning Division and verified
prior to issuance Certificate of Occupancy
30 Mitigation Measure No. 10 To mitigate the potential impacts identified in
VI(a-d) of the Environmental Checklist, the project shall be developed in
accordance with all the recommendations included in the geotechnical
investigation prepared by Petra Geotechnical, Inc. for the subject property In
addition, the proposed project will be constructed to adhere to all federal, state,
and local regulations pertaining to seismic design.
To be monitored by the Development Services Department, Building & Safety
Division, Municipal Utilities and Engineering Department, and satisfied during
construction of the project.
31 Mitigation Measure No. 11 To mitigate the potential impacts identified in
VI(a-d) of the Environmental Checklist, all permanent landscaping shall be
installed prior to final occupancy and, following construction, disturbed soils
shall be landscaped, or otherwise treated (covered with gravel, mulch or
hardscape, to protect soils from wind and water erosion.
To be monitored by the Development Services Department, Planning Division,
and satisfied prior to occupancy of the project.
32. Mitigation Measure No. 12 To mitigate the potential impacts identified in
VI(a-d) of the Environmental Checklist, the applicant shall be required to
include a Soil Erosion Control Plan as part of the Stormwater Pollution
Prevention Plan (SWPPP) and Water Quality Management Plan (WQMP) for
the project site. This section of the SWPPP/WQMP shall include measures
designed to control wind and water erosion on the site during and after
construction. These Best Management Practices shall include measures
including landscaping, hardscaping and incorporation of site retention facilities
to reduce the volume of stormwater runoff minimize soil exposed to
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 10
concentrated runoff and infiltrate surface runoff on the project site in
accordance with the City's Stormwater Management ordinance (Section
15.54 160 of the municipal code.
To be monitored by the Municipal Utilities and Engineering Services
Department and the Building & Safety Division of the Development Services
Department prior to issuance of grading permits.
33 Mitigation Measure No. 13 To mitigate the potential impacts identified in
IX(a) of the Environmental Checklist, the project shall be required to comply
with the submitted Water Quality Management Plan (WQMP) prepared in
accordance with Santa Ana Regional Water Quality Control Board and the City
of Redlands. The project shall also provide the appropriate Best Management
Practices (BMPs) within the project site to stop 'first flush' of accumulated
pollutants from entering the City storm drain system. The project -specific BMPs
may also incorporate other measures such as bio-swales in planter areas which
can also eliminate the 'first flush of accumulated pollutants on street surfaces.
BMPs can include onsite bio-swales, infiltration trenches, treatment units and
detention basins that will reduce pollutant levels from onsite runoff to meet as
defined in Municipal Code section 15.54 160 The specific mix of BMPs will be
reviewed and approved by the City
To be monitored by the Municipal Utilities and Engineering Department and
verified prior to issuance of Certificate of Occupancy
34 Mitigation Measure No. 14 — To mitigate the potential impacts identified in
XII(a-b) of the Environmental Checklist, the project requires the construction
of a sound barrier at least five (5) feet high for lots 62 and 63, adjacent to
Pioneer Avenue. The recommended noise control barriers shall provide a
weight of at least four (4) pounds per square foot of face area with no
decorative cutouts or line -of -sight openings between shielded areas and the
roadways. The noise barrier may be constructed using one of the following
materials:
• Masonry Block
• Stucco veneer over wood framing (or foam core), or 1 inch thick
tongue and groove wood of sufficient weight per square foot.
• Glass (1/4 inch thick), or other transparent material with sufficient
weight per square foot.
• Earthen berm
• Any combination of these construction materials
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 11
The barrier must present a solid face from top to bottom. Unnecessary
openings or decorative cutouts should not be made. All gaps (except for
weep holes) should be filed with grout or caulking.
To be monitored by the Development Services Department, Building &
Safety Division and Planning Division, and satisfied during construction of
the project.
35 Mitigation Measure No. 15 To mitigate the potential impacts identified in
XII(a-b) of the Environmental Checklist, the project shall provide the
following measures to mitigate noise.
• All windows and sliding glass doors shall be well fitted, well
weather-stripped assemblies and shall have a minimum sound
transmission class (STC) rating of 27
• All exterior doors shall be well weather-stripped solid core
assemblies at least one and three -fourths -inch thick.
• Roof sheathing of wood construction shall be well fitted or
caulked plywood of at least one-half inch thick. Ceilings shall be
well fitted, well -sealed gypsum board of at least one-half inch
thick. Insulation with at least a rating of R-19 shall be used in the
attic space.
• Arrangements for any habitable room shall be such that any
exterior door or window can be kept closed when the room is in
use. A forced air circulation system (e.g. air conditioning) shall
be provided which satisfies the requirements of the Uniform
Mechanical Code.
• All bedrooms, when in use, are expected to contain furniture or
other materials that absorb sound equivalent to the absorption
provided by wall-to-wall carpeting over a conventional pad.
To be monitored by the Development Services Department, Building &
Safety Division and Planning Division, and satisfied during construction of
the project.
36 Mitigation Measure No. 16 — To mitigate the potential impacts identified in
XII(a-b) of the Environmental Checklist, he applicant shall limit all
construction activities to the hours of 7:00 a.m. and 6.00 p.m. with no
construction activities permitted on Sundays and Federal Holidays.
To be monitored by the Development Services Department, Building &
Safety Division and Planning Division, and satisfied during construction of
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 12
the project.
37 Mitigation Measure No. 17 To mitigate the potential impacts identified in
XIV(a) of the Environmental Checklist, the project shall require a construction
site security plan approved by the police department providing adequate
security measures such as lights, video cameras, vehicle transponders, locks,
alarms, trained security personnel, fencing etc. The nature of the measures will
depend on the specific requirements of the site, and may vary with the different
stages of construction. The developer shall be responsible for the compliance
of all sub -contractors working on the site. Other impacts associated with new
development are mitigated with the payment of development impact fees, and
State established school fees.
To be monitored by the Police Department, Development Services
Department, Building and Safety Division, and completed prior to issuance
of a grading and building permit.
38. Mitigation Measure No. 18 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, all on site improvements
and improvements adjacent to the site shall be required in conjunction with the
proposed development to ensure adequate circulation within the project itself
To be monitored by the Planning Division of the Development Services
Department, Building and Safety Department, and Municipal Utilities and
Engineering Department and completed prior to issuance of issuance of
building permits.
39 Mitigation Measure No. 19 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, interim frontage
improvements along Pioneer Avenue along the south project boundary shall be
constructed as well as the construction of frontage improvements of ultimate
widening of Pioneer Avenue at its ultimate half section width including
landscaping, median, and parkway improvements in conjunction with
development, as necessary
To be monitored during construction and grading activities by the Planning
Division of the Development Services Department, Building and Safety
Department, and Municipal Utilities and Engineering Department and
completed prior to issuance of Certificate of Occupancy
40 Mitigation Measure No. 20- To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, the applicant shall
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 13
construct Texas Street at the project's frontage to its ultimate half section width
including landscaping and parkway improvements in conjunction with
development, as necessary
To be monitored during construction and grading activities by the Planning
Division of the Development Services Department, Building and Safety
Department, and Municipal Utilities and Engineering Department and
completed prior to issuance of Certificate of Occupancy
41 Mitigation Measure No. 21 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, on-site traffic signing
and striping shall be implemented in conjunction with detailed construction
plans for the project.
To be monitored by the Municipal Utilities and Engineering Department and
verified prior to issuance of building permits.
42. Mitigation Measure No. 22 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, the project shall require
that the project should contribute towards the cost or construction of necessary
study area improvements on a fair share or `pro -rata' basis.
To be monitored by the Municipal Utilities and Engineering Department prior to
issuance of a Certificate of Occupancy
43. Mitigation Measure No. 23 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, the applicant shall
participate in the funding and construction of the Interim Traffic Signal at the
intersection of Pioneer Avenue/Texas Street and/or any other improvements at
or related to the intersection of Pioneer Avenue and Texas Street, with a design
to be approved by the Municipal Utilities and Engineering Department and
generally in accordance with the conceptual design previously delivered to the
City (Urban Crossroads Alt #3 dated 12/2/2014). The City shall contribute the
traffic signal poles and arms for such Interim Traffic Signal. Any cost
associated with the construction of the Interim Traffic Signal may be credited
towards amounts required under Mitigation Measure No. 22 above.
To be monitored by the Municipal Utilities and Engineering Department prior to
issuance of a Certificate of Occupancy
44 Mitigation Measure No. 24 To mitigate the potential impacts identified in
Section XVI(a) and (b) of the Environmental Checklist, the applicant shall hire
TTM NO 18988 (REVISION 1)
CONDITIONS OF APPROVAL
PAGE 14
a qualified traffic engineer to design traffic signals and related geometrics for
the intersection of Pioneer Avenue and Texas Street.
To be monitored by the Municipal Utilities and Engineering Department.
45 A pre -construction nesting bird survey shall be completed within three
(3) clays prior to commencement of project activities, including vegetation
removal and/or ground disturbing activities, regardless of the time of
year, to ensure that the project complies with all applicable laws and
regulations. Results of such survey shall be provided to the Development
Services Department prior to the commencement of project activities.
As amended by the Planning Commission on November 10, 2015.
46. To prevent human disturbance in the natural open space, the applicant
shall incorporate fencing in the final construction design of the Santa Ana
River Trail, running through the project site.
As amended by the Planning Commission on November 10, 2015.
47 The applicant shall comply with the revised construction phasing plan
dated November 10, 2015.
As amended by the Planning Commission on November 10, 2015.
Approved by
Oscar W Orci
Development Services Director